A plain-language guide to zoning, rezoning, development, and public input

Introduction

Housing and development decisions in Coquitlam often feel confusing or opaque, even to people who follow local issues closely. Residents may hear terms like zoning, rezoning, Official Community Plan, or development application without a clear sense of how these pieces fit together or who actually makes the decisions.

This guide explains, in plain language, how housing and zoning decisions are made in Coquitlam. Rather than arguing for a particular outcome, it focuses on the process: how policies are set, how projects are reviewed, where public input fits, and why decisions often take years to complete. Understanding this system can help residents better interpret what they see happening in their neighbourhoods and engage more effectively with local government when they choose to do so.

What changed recently?

In recent years, the Province of British Columbia has made changes to housing and planning legislation that affect how municipalities, including Coquitlam, make zoning and development decisions.

These changes are intended to shift more decision-making earlier in the planning process, through tools such as Housing Needs Reports, Official Community Plans (OCPs), and zoning updates, rather than through case-by-case rezoning debates.

One significant change is that local governments are no longer permitted to hold public hearings for certain residential rezonings that are consistent with the OCP. As a result, public engagement often happens earlier—during broader planning and policy updates—or through other consultation formats, rather than at the final stage of individual development applications.

While municipalities retain authority over zoning and development approvals, provincial legislation now sets clearer limits on how some parts of the process are conducted.

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What zoning is (and why cities use it)

Zoning is a set of rules that governs how land can be used and what can be built on it. Every property in Coquitlam is assigned a zoning designation that outlines things like permitted uses, building height, density, setbacks, and site coverage.

In practical terms, zoning determines:

• whether a property can be used for housing, commercial, industrial, or mixed purposes
• what type of housing is allowed (for example, single-family homes, townhouses, or apartments)
• how large or tall buildings can be
• how buildings relate to streets, neighbouring properties, and public spaces

Cities use zoning to manage growth and reduce conflicts between different land uses. It helps ensure that infrastructure such as roads, schools, parks, and utilities can support development over time, and it provides a level of predictability for residents, property owners, and builders.

One important clarification is that zoning does not control housing prices. Zoning shapes the form and type of development, but market conditions, construction costs, financing, and broader economic factors play a much larger role in determining affordability.

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How zoning works in Coquitlam

Coquitlam’s zoning rules are set out in the City’s Zoning Bylaw, which applies across the entire municipality. Each parcel of land is mapped to a specific zone, and that zone determines what can be built there as-of-right.

Some common zoning categories include:

• RS and RT zones, which generally allow lower-density residential uses such as single-family homes, duplexes, or certain forms of ground-oriented housing
• RM zones, which allow multi-family residential buildings such as apartments or stacked townhomes
• Commercial and mixed-use zones, which allow retail, office, or residential uses in defined areas
• Industrial zones, which support employment and service-related uses

When people notice new types of buildings appearing in an area, it is often because:

• zoning has changed, or
• a specific property has been rezoned to allow a different use or higher density

Zoning provides the baseline rules, but it is not static. Over time, zoning is updated to reflect changes in population, housing needs, transportation infrastructure, and provincial policy.

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What the Official Community Plan (OCP) does

The Official Community Plan (OCP) is a long-term planning document that sets the overall vision for how Coquitlam is expected to grow and change. It addresses broad topics such as land use patterns, housing goals, transportation networks, parks, environmental protection, and infrastructure.

The OCP is often misunderstood. It does not approve individual buildings, and it does not automatically change zoning. Instead, it provides policy guidance that informs future decisions, including zoning updates and rezoning applications.

When a rezoning proposal is reviewed, one of the key questions considered by staff and council is whether the proposal aligns with the OCP. Because of this, changes to the OCP can have long-term effects by enabling or limiting what kinds of development may be considered appropriate in different parts of the city.

OCP updates typically happen over long intervals and involve city-wide consultation. While they may attract less attention than individual development proposals, they play a major role in shaping future housing outcomes.

How rezoning works in Coquitlam (step by step)

Rezoning is required when a proposed development does not fit within the existing zoning rules for a property. This is common for projects that introduce a different form of housing, higher density, or a new mix of uses.

Rezoning is a discretionary decision made by City Council. Even when a proposal aligns with long-term plans, approval is not automatic.

While each application is unique, rezoning in Coquitlam generally follows a structured process shaped by both municipal policy and provincial law:

1. Pre-application review
Before submitting a formal application, proponents typically meet with city staff to review policy alignment, technical requirements, and site constraints. This step helps identify major issues early and can reduce revisions later.

2. Application submission
A rezoning application is submitted with detailed plans and supporting studies. These often address transportation, servicing, environmental impacts, infrastructure capacity, and urban design.

3. Technical review by staff
City departments review the proposal for compliance with regulations and policies. This stage often involves multiple rounds of feedback and revisions, particularly for larger or more complex projects.

4. Public notification and engagement (when applicable)
Public engagement requirements depend on the type of application and current provincial legislation. In some cases, residents may be notified and invited to provide input through written submissions or information sessions. In other cases, public hearings are not permitted.

5. Council consideration and decision
City Council reviews staff recommendations, policy context, and public input (where applicable) before voting on whether to approve, amend, or deny the rezoning.

Rezoning approvals often include conditions related to design, servicing, or infrastructure contributions, which must be addressed before construction can proceed.

The process is changing

Note: The rules are changing. In BC, recent provincial legislation is pushing more planning decisions “upstream” through Housing Needs Reports and updates to OCPs and zoning bylaws, with the aim of reducing case-by-case delays. This means the most important public debates may increasingly happen during broader planning updates, not only at individual project hearings.

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The development process beyond zoning

Zoning and rezoning determine what is allowed on a site, but they do not finalize how a building is constructed. That happens through the development approval process.

After zoning is confirmed, projects typically require additional approvals that address:

• building design and massing
• site layout and access
• traffic and parking
• landscaping and trees
• stormwater, utilities, and servicing

These approvals ensure that a project meets technical standards and integrates with surrounding infrastructure and neighbourhoods.

This stage can involve multiple rounds of review and revision. Even projects that conform to zoning may take significant time to move through the development process due to technical complexity and coordination requirements.

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Where public input fits (and where it doesn’t)

Public input remains an important part of municipal planning, but how and when residents can participate has changed in recent years due to provincial legislation.

Traditionally, many rezoning applications included a public hearing near the end of the process. Under recent provincial changes, local governments are no longer permitted to hold public hearings for certain residential rezonings that are consistent with the Official Community Plan (OCP).

As a result, public engagement increasingly occurs earlier in the planning process or through alternative formats.

Common forms of public engagement now include:

• participation during OCP updates or neighbourhood planning processes
• written submissions to council
• open houses or information sessions hosted by the city or proponents
• speaking at council meetings on matters that are open to public comment

What public input can influence:

• council’s understanding of local context and impacts
• design refinements or conditions of approval
• broader planning policies during OCP or zoning updates

What public input generally cannot do:

• override provincial legislation
• change technical or safety requirements
• guarantee approval or rejection of a specific project

An important shift under the current framework is that many key decisions now happen “upstream”, during long-range planning and zoning updates, rather than at the final stage of individual development applications. Understanding where decisions are being made helps residents engage at the moments when input is most effective.

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Why housing and rezoning decisions take so long

Housing and development decisions often take years, even when there is broad agreement about the need for more housing.

Common reasons include:

• extensive technical review requirements
• infrastructure capacity constraints
• coordination with external agencies
• legal notice and hearing requirements
• revisions based on staff and council feedback
• market or financing changes

There are also built-in trade-offs:

• faster approvals may reduce opportunities for refinement
• higher density can require infrastructure upgrades
• policy consistency must be balanced with site-specific conditions

Delays are usually systemic rather than intentional. Most projects evolve substantially between initial concept and final approval.

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How zoning and development decisions affect housing outcomes

Zoning and development processes shape what types of housing get built, where they are built, and how long projects take to reach completion.

These factors influence housing supply over time, but cities do not directly control prices. Housing costs are affected by:

• land values
• construction and labour costs
• interest rates and financing
• regional demand

Municipal decisions influence the conditions under which housing is produced, but affordability outcomes are shaped by a broader set of economic and policy factors beyond local control.

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Where to learn more or engage

Residents who want to follow or participate in housing and planning decisions can:

• review city planning and zoning resources
• follow council agendas and meeting schedules
• monitor development application notices
• attend public information sessions or hearings

Understanding how the system works makes it easier to interpret changes and engage constructively when opportunities arise.

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Frequently Asked Questions (FAQ)

How can I find zoning information for a property in Coquitlam?

Zoning information is available through the City of Coquitlam’s zoning maps and planning resources. By entering an address or parcel number, residents can view the zoning designation and applicable regulations for a specific property.

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How do I check zoning for a property in British Columbia?

Zoning is set at the municipal level. To check zoning in BC, you need to consult the zoning bylaw and maps for the specific city or district where the property is located.

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What is RM-3 zoning in Coquitlam?

RM-3 is a multi-family residential zoning category that allows apartment housing at defined densities and building forms. Specific regulations, such as height limits and site coverage, are set out in the zoning bylaw.

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What does R2 or RS zoning mean in BC?

RS and R-type zones generally allow lower-density residential uses, such as single-family homes or duplexes. Exact permissions vary by municipality and zoning designation.

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What are the different types of zoning in Coquitlam?

Coquitlam zoning includes residential, commercial, mixed-use, industrial, and institutional categories. Each category contains multiple sub-zones with different rules and permitted uses.

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When is rezoning required?

Rezoning is required when a proposed development does not conform to the existing zoning rules for a property. Projects that fit within existing zoning typically do not need rezoning but still require development approvals.

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Can City Council approve housing without a public hearing?

In some cases, yes. Whether a public hearing is required depends on provincial legislation and the nature of the application. Not all development approvals involve public hearings.

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Why are there so many zoning and development rules?

Zoning and development rules exist to manage growth, ensure safety, coordinate infrastructure, and balance competing land uses. While they can be complex, they are intended to provide consistency and predictability over time.